State of California Business, Consumer Services, and Housing Agency

Department of Housing and Community Development Division of Codes and Standards

MOBILEHOME PARK INSPECTION RESIDENT INFORMATION BOOKLET

* Contains important information for residents of mobilehome parks regarding inspections, violations, and code requirements.

* Please read about the upcoming inspection of your

mobilehome park and your lot. * Save this booklet after the inspection of your

mobilehome park is completed as a reference guide of common resident responsibilities.

* Servicios bilingües están disponibles. Para hablar

con un representante en español, por favor llame al Centro de Contacto de la División de Códigos y Normas al (800) 952-8356 y pida un intérprete.

MP Resident Issue – April 2018 For MPM-PI Automated

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Important Information for Residents of Mobilehome Parks About Inspections, Violations, and Code Requirements

California Health and Safety Code Section 18400.1, amended and effective January 1, 2000, requires mobilehome/manufactured home enforcement agencies to enter and inspect mobilehome parks to ensure enforcement of the Mobilehome Parks Act. The California Department of Housing and Community Development, Division of Codes and Standards will be conducting an inspection of the general areas, buildings, equipment, and utility systems of your mobilehome park, as well as each individual lot. A NOTICE OF PLANNED INSPECTION has been posted in a conspicuous location within the mobilehome park to inform residents of the upcoming inspection. The inspection will be conducted within sixty days from the "Date Posted" shown on the NOTICE OF PLANNED INSPECTION. At least 30 days prior to the inspection of the mobilehome park, each resident will receive a letter from this Department notifying them of the upcoming inspection.

Using this Booklet The Department makes this booklet available to residents and contains important information about the inspection, violations, and related issues. The Department encourages residents of manufactured home/mobilehome parks to review the information on how to inspect your lot and MH-unit for possible violations, many of which can be easily corrected before the Department's inspection. The information in this booklet is based on the mobilehome park regulations contained in 25 California Code of Regulations. However, it is not the actual regulations. Note: The terms “Unit” and “MH-unit” used throughout this booklet are the new referenced

terms for manufactured homes, mobilehomes, multi-unit manufactured housing, and recreational vehicles as defined in the California Code of Regulations, Title 25, Division 1, Chapter 2, Article 1, Section 1002. For clarity they are reprinted below.

MH-unit: A manufactured home, mobilehome, or multi-unit manufactured

housing.

Unit: A manufactured home, mobilehome, multi-unit manufactured housing, or recreational vehicle.

Scope of Inspection The inspection will include the park's commons areas, buildings, equipment, and utility systems for proper maintenance and code compliance. Inspection of resident lots will include utility connections, accessory structure maintenance, separation, setback requirements, use of extension cords, fire hazards, rubbish, and other health and safety issues. The inspection may also include verification of current registration of the MH-unit in the park.

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Request to Accompany Inspector Upon request and approval by the assigned park inspector, one park representative and one resident representative may accompany the inspector during the initial inspection. The privilege of attending the inspection is at the sole discretion of the inspector.

Interior Inspections Under normal circumstances, the Department will not be entering your home while conducting the inspection. The inspector may request entry only when conditions observed from the exterior of your home suggest that a potential hazard or substandard condition exist within the home. However, the right to grant or refuse entry into a home is at the discretion of the resident or homeowner. If the inspector requests entry and you permit the inspector to enter, you will be asked to sign a statement acknowledging your permission. The permission will authorize only the inspector to enter your home on the date you specify. If you refuse entry, the inspector may seek a search warrant in order to gain entry based on the possible existence of a hazard or substandard condition. All lots, including access to yards, shall be accessible for inspection at all times.

Inspector Identification The Department of Housing and Community Development Inspector will be wearing a blue vest bearing the Department logo, which incorporates the State Seal. The Department's inspectors also carry identification cards with their facial photograph. To ensure your privacy and safety, you may ask the inspector entering your lot for identification.

Legal Action Legal action to obtain a misdemeanor conviction for failure to comply with an issued Notice of Violation is avoidable. Such action is taken only when a resident refuses to make correction of conditions presenting hazards to occupants of the home, adjacent homes, or the general public.

Notice of Violation A Notice of Violation letter will be generated detailing each violation that was observed during the initial inspection. This letter will be mailed to the resident of the lot that was inspected. The park will not be notified of your violations when the initial inspection has been completed. If you receive a notice of violation, please refer to pages 4-16 of this

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booklet using the violation reference code(s) listed in the Notice of Violation letter for more information about possible steps you may take to correct the violations.

Time Allowed for Correction The initial Notice of Violation allows sixty (60) calendar days from the date reflected on the Notice of Violation letter for the park and its residents to correct the violations. However, violations that present an imminent health and safety hazard representing an immediate risk to life, health, or safety require immediate correction.

Reinspections After the expiration of the initial time allowed to correct violations, the Department will conduct a reinspection to verify compliance with any issued Notice of Violation. Should your violations remain uncorrected after the first reinspection, a copy of your Final Notice of Violation letter will be provided to the park operator or responsible person pursuant to Health and Safety Code 18420(b)(1). The Final Notice of Violation allows an additional 30 days from the date of the letter to correct your outstanding violations.

Items for the Park Resident to Inspect Prior to the Department’s inspection, park residents may eliminate many violations by inspecting their lots and MH-units. The following is a list of commonly found resident violations. The Department will cite these conditions if found to endanger life, health, or the safety of the public or occupants. The following information is not regulatory language, but a guide for your inspection.

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REFERENCE

CODE DESCRIPTION

1. Registration

A MH-unit is to be currently registered and is to display the appropriate registration, license plate, or local property taxation decal. Display evidence of the current registration or local property taxation status, or provide evidence to the park management or to the Department inspector.

RNPT1 RNPT3

2. Permits

If any of the following changes have been performed without a valid permit, you are encouraged to obtain a permit prior to the Department's park-wide inspection in order to avoid possible penalties:

a. Installation, construction, or alteration of:

i. any accessory building, or structure, including porches,

awnings, or room additions; ii. any storage cabinet exceeding 120 square feet; iii. any electrical, mechanical, or plumbing equipment iv. any fuel gas equipment

b. Alteration of a MH-unit requires a permit from the Department

of Housing and Community Development. c. Installation of a MH-unit within the park requires a permit from

the enforcement agency. d. Prior to construction of any project, verify with the

Department if the park is located in a Fire Hazard Severity Zone or Wildland Urban Interface Fire Area (WUI) as restrictive construction standards may apply to your project.

RFAC RFDB RFEG

3. Emergency Exiting

a. To ensure safe exiting during an emergency, remove any obstruction which would prevent exterior doors from opening.

b. Remove hasps and padlocks installed on the exterior of the

home. In the event of an emergency, exit doors locked by a padlock or hasp prevent the door from being opened from the outside and will trap occupant inside the Unit.

RGAN 4. Debris and Combustible Storage Inspect the areas under and around the Unit and remove any

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accumulation of refuse, garbage, rubbish, combustible debris such as paper, leaves, dry grass, scrap wood, and other combustible materials.

5. Animals

Domestic animals, including cats, shall not roam free in the park and the lot shall be maintained reasonably clean of domestic animal waste.

REAP REEC

6. Appliances

a. Appliances located outside of a unit must be protected from the weather. Locating them under an awning is not acceptable. They must be in some type of enclosure.

b. Electrical power to an outdoor appliance is to be provided

only through a permanent wiring means; extension cords are not permitted.

RFMRV RGMU

7. Multiple Units on a Lot

a. Only one unit may be installed on an individual lot.

Exception: A self-propelled recreational vehicle or truck-mounted camper may be parked on the lot when it is used as a frequent means of transportation. The self-propelled unit may not be connected to the utilities or interconnected to the other unit on the lot.

b. A camper, intended for truck mounting, may not be removed

from the truck and placed on the lot. A truck camper shell is not considered a camper.

8. Mobilehome or Recreational Vehicle Setbacks from Lot Lines

A MH-unit must have the required three foot (3’) clearance from all lot lines. If the unit is placed within three feet (3’) of a lot line, relocation may be required. Exception: A unit bordering a roadway or common area may be installed up to the lot line which borders the roadway or common area.

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REMISC REMP

9. Substandard Manufactured Home/Mobilehome or Recreational Vehicle (Unit)

A Unit in substandard condition may be ordered removed from the park unless the substandard conditions are repaired. Substandard conditions may include: but are not limited to:

a. Structural hazards such as deteriorated floors, buckled walls,

deteriorated roof members, etc.

b. Electrical hazards include bare wires, unprotected cables or conductors, open splices, etc.

c. Improper plumbing to include leaking fixtures. d. Mechanical hazards include unvented or improperly vented

gas appliances. e. Faulty weather protection such as leaks in the roof, broken

windows, damaged siding, etc.

REFA1 REFA2 REPC1 REPC2 REPC3 REPC4 REPC5

10. Power Cords

A large rubber-coated type electrical cord used to power a Unit should be inspected to ensure:

a. The covering on the cord is not cracked or deteriorated. b. The area of the plug is not damaged or pulling away from the

cord. c. The cord is not cut or spliced. d. The power cord plug has not been removed and the cord is

not directly wired to the park electrical service. e. The power cord is listed and approved for manufactured

home/mobilehome or recreational vehicle use. f. The cord is not buried in the ground or encased in concrete. g. The Unit does not have more than one power supply cord. h. An approved adapter, not more than 12 inches (12”) in

length, in use prior to July 7, 2004 will be allowed its continued use provided it is installed and maintained in a safe operating condition.

i. The power cord is not rated less than the electrical load of the

Unit. Example: If the Unit’s cord is rated at 30 amperes and

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the Unit load is 50 amperes, the 30 amp cord is not allowed. j. The Unit’s lot pedestal amperage does not exceed the power

supply cord or feeder rating.

REFA1 REFA3 REFA2

11. Feeder Assemblies

A Unit that is electrically connected to the lot electrical service by a flexible metal conduit (feeder assembly), should be inspected to ensure:

a. The conduit is not buried or in contact with the ground. b. The conduit provides continuous, complete protection of the

electrical conductors inside. c. No more than one “feeder assembly” is utilized to supply

power to the Unit.

d. The feeder assembly is not rated less than the electrical load of the Unit. Example: If the Unit’s feeder assembly is rated at 30 amperes and the Unit load is 50 amperes, the 30 amp feeder assembly is not allowed.

Exception: An air-conditioning unit and/or a circuit to an accessory structure may be permanently wired to the lot pedestal provided the lot service can accommodate the additional load. A permit is required for this installation.

REAP REEC REFA3 REWM1 REWM2 REAC1 REAC2 REGR

12. Wiring Methods

The general electrical conditions affecting the Unit should be inspected to ensure that:

a. Extension cords cannot be used in lieu of permanent wiring. b. Appliances cannot be installed outside the Unit; the

equipment should be installed inside a structure using approved wiring methods.

c. The cables and conductors for electrical wiring installed

outside a Unit are protected against physical damage by installing the wiring in conduit.

d. The electrical equipment installed outdoors is approved for

wet or damp locations. e. All the parts or components of the electrical equipment of the

Unit, or equipment for accessory uses, are installed so that no energized parts are exposed.

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f. The lot electrical service equipment is accessible at all times.

Remove any storage or permanent construction obstructing access to the lot electrical service equipment.

g. The Unit is electrically grounded to prevent electrical shock.

Note: If you believe that one or more of the above conditions

affect the electrical system of the MH-unit, it is recommended you consult a licensed electrician for assistance and correction of the condition. Permits are required prior to the installation of any electrical wiring.

RPMA

13. Gas Meter

The gas meter regulator and shutoff valve provided on the lot must be accessible at all times and be in a well-ventilated location.

RPGC1 RPGC2

14. Gas Connectors

Inspect the condition of the gas system connector. It should be a single flexible gas connector not over six feet (6’) in length, listed for exterior use, and not buried or otherwise in contact with the ground.

RPGC1 RPLP1 RPLP2 RPLP3 RPLP4

15. Propane Gas Tanks

When a Unit is supplied by external liquefied petroleum gas (LPG) tank(s), inspect the tank(s) to ensure:

a. The lot gas connection from the Unit to the lot gas meter is by

an approved flexible gas connector listed for use for a manufactured home/mobilehome or RV, and is listed for exterior use.

b. The total of all tanks on the lot does not exceed one hundred

twenty-five (125) US gallons. If the total exceeds 125 US gallons, the more restrictive provisions of the Unfired Pressure Vessel Safety Orders, California Code of Regulations, Title 8, Chapter 4, Subchapter 1, would apply.

c. Secure LPG vessels to prevent accidental overturning by

securing to the Unit’s hitch, a support post, or other approved means.

d. There is adequate clearance around the LPG vessel installed

on the lot. Minimum clearances from the filling connection or vent to sources or ignition, direct vent appliances, and mechanical ventilation air intakes:

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i. Ten feet (10’) minimum for purposes of filling. ii. Five feet (5’) minimum to pressure relief valve and the

valve must be directed away from the openings in building below the valve.

iii. The tank cannot be located in areas with less than 50% open ventilation or under the Unit.

Note: Lot electrical service is not considered a source of ignition.

e. LPG vessels are not stored inside or underneath the Unit, a

habitable accessory building, or an accessory structure that is not open more than 50% for ventilation. Except personal portable appliances, such as barbeques, may be stored in enclosed areas.

f. When installed in a flood zone, the LPG containers should be

anchored to prevent floatation.

RPSU

16. Gas Lines

If the gas piping system has been extended to reach the park's gas inlet, the extension pipes must be supported. Support the pipe with metal hangers at maximum four foot (4’) intervals.

RPWH1 RPWH2 RPWH3 RPWH4 RPWH5 RPWH6

17. Water Heaters

Inspect the Unit’s water heater for minimum safety requirements to ensure:

a. The gas water heater is properly vented to the exterior of

your home.

b. Access to the water heater is unobstructed. c. The water heater compartment is weather tight and protected

from the rain, elements, etc. d. The water heater has a functional pressure temperature relief

valve. Extend the valve piping to the underside of the MH-unit with piping, suitable for use with hot water, without threads on its ends, the same size as the valve opening. It must exit under the MH-unit.

e. The water heater has adequate openings into the

compartment for combustion air.

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f. The water heater has the required clearances from its vent at the ceiling of the compartment, and has sufficient clearances from its sides to the combustible walls of the compartment.

Note: If there is a problem with the water heater or its

installation, refer to the water heater manufacturer’s recommendations or consult a licensed plumber.

RPDS1 RPDS2

18. Sewer Drains

The sewer drain connector on the Unit should be inspected to ensure:

a. The sewer drain is gas tight and leak free. b. The sewer drain is sloped to drain a minimum of one-eighth

inch (1/8”) per foot c. The sewer drain is supported every four feet (4’). d. The drain is constructed of a minimum schedule 40 ABS

plastic approved for drain and waste use.

e. The connection to the lot sewer inlet contains a flexible connector.

f. Recreational vehicles connected to the lot drain in a park for

more than three (3) months must have a sewer drain connection consisting of a minimum of schedule 40 ABS plastic piping approved for drain and waste use. A flexible recreational vehicle hose-type drain is only acceptable as a temporary connection and is not approved as a permanent connection.

g. All drain fixtures discharge into an approved sewer or septic

system.

19. Water Supply Connector

Inspect the fresh water supply connector on the Unit to ensure:

a. The fresh water supply connector on the Unit is leak free. b. The fresh water supply connector is made of a flexible

material approved for potable water such as soft copper tubing not less than one-half inch (1/2”) in diameter.

c. Water conditioning equipment is installed in an approved

manner. However, it requires a permit to install.

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RSSW1

20. Exits a. Every exit door on the MH-unit has complying stairs, ramps

or landing.

RSSW1 RSSW2

21. Stairways

Stairways at each required exit door are required to be safe and stable and should be inspected to ensure:

a. The risers of stairways are a minimum of four inches (4”) and

do not exceed eight inches (8”) in height. Risers should not vary by more than three-eighth inch (3/8”).

b. The stairway treads are not less than nine inches (9”) in

depth. Treads should not vary by more than three-eighth inch (3/8”).

c. The stairway width is not less than the width of the door. d. Recently constructed stairs must comply with the California

Residential Code (CRC) requirements.

RSGR1 RSSL4

22. Stairway Landings

When an exterior door swings outward, a stairway landing is required and should be inspected to ensure:

a. The landing is not lower than one inch (1”) below the bottom

of the Unit’s door. b. The landing width and length is not less than the door width.

23. Guardrail for Porches and Decks

The guardrails for a porch or deck that is at least 30 inches (30”) or more above grade should be inspected to ensure:

a. The guardrail is at least 36 inches in height above the floor.

Note: Only new guardrails on an MH-unit need to be 42 inches (42”) in height above the floor.

b. The openings between intermediate rails are not more than

nine inches (9”) apart or more than four inches (4”) if the porch or deck was constructed after July 7, 2004.

c. The railings must be structurally sound.

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RSGR2 RSGR3

24. Guardrail for Ramps

The ramp guardrail should be inspected to ensure:

a. If the ramp is 30 inches (30”) or more inches above grade, guardrails are installed on at least one side the ramp provided the other side is closed and extend the full length of the ramp.

b. The guardrail is at least 36 inches (36”) in height above the

floor. c. The openings between intermediate rails are not more than

nine inches (9”) apart or more than four inches (4”) if the ramp was constructed after July 7, 2004.

d. The guardrails are structurally sound.

RSHR1 RSHR2

25. Handrails for Stairs

Any stairway to an MH-unit or accessory structure (deck, porch, room addition, etc.) more than 30 inches (30”) above grade should be inspected to ensure:

a. Stairs serving porches constructed more than 30 inches (30”)

above grade are equipped with intermediate rails spaced not more than nine inches (9”) apart or more than four inches (4”) apart for stairs constructed after July 7, 2004.

b. Handrails are not less than 30 inches (30”) nor more than 34

inches (34”) in height, as measured vertically from the nosing of stair treads, or not less than 34 inches (34”) , nor more than 38 inches (38”) in height if constructed after July 7, 2004.

c. Handrails and intermediate rails are structurally sound.

Secure any loose rails.

26. Skirting

The skirting of a MH-unit should be inspected to insure that the ventilation and access under the manufactured home/mobilehome ensure:

a. When skirting is installed, an underfloor access panel is

required. The panel must be 18 x 24 inches unobstructed by pipes, ducts, or other equipment that may impede access.

b. A minimum 1½ square feet of ventilation is required for each

25 linear feet of skirting. The openings for ventilation shall

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be provided on at least two opposite sides as close to the corners as possible.

c. Where wooden materials are used for skirting, any wood in

contact or within six (6) inches of the earth must be decay and insect resistant wood, such as redwood.

RFAC RFAE

RSACS

27. General Accessory Structure Requirements and Awnings/Carports

Inspect general accessory structures to include awnings and carports to ensure that:

a. Missing, damaged, or unanchored supports are repaired and

are not more than 12 inches (12”) off center. b. Combustible accessory structures should be a minimum

three feet (3’) from the lot line and not less than six feet (6’) from any combustible unit, accessory building, structure, or building component on an adjacent lot. However, four inches (4”) by four inches (4”) nominal wood support posts on an aluminum awnings maybe located up to a lot line.

c. Awnings and carports may extend to the lot line which

borders a roadway. d. Wooden awnings and carports are free standing or have a

permit for the attachment to the Unit. e. Metal awnings and carports do not project over the lot line. f. All non-combustible accessory structures must maintain a

minimum three feet (3’) from any Unit, accessory building, or structure on an adjacent lot.

g. The structure is sound and in good condition.

RFAC RFAE RFCB

RSACE

28. Awning or Carport Enclosure

Awning enclosures are permitted for outdoor recreational use only and should be inspected to ensure: a. Any combustible structural components of the enclosure are

a minimum of three feet (3”) from a lot line except when the awning enclosure borders a roadway or common area.

b. Awning enclosures or carports are to be free standing and

not attached to the MH-unit. c. The structures cannot project over the lot line.

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d. Any electrical equipment installed is suitable for damp

location.

e. The enclosure is structurally sound.

RSCB

29. Cabana (Room Additions)

Inspect room additions to ensure:

a. The structure meets minimum standards for weather protection, electrical wiring, plumbing, and structural integrity.

b. There is at least three foot (3’) separation to the lot line.

RFSC

30. Storage Cabinets or Sheds

Inspect storage cabinets or shed to ensure:

a. The storage cabinet or shed is structurally sound. b. The structure is not installed within three feet (3’) of a lot line

except when the lot line borders a park roadway or common area.

c. If the structure is noncombustible, the storage cabinet or

shed may be installed up to the lot line provided there is a minimum three feet (3’) separation to any structure on the adjoining lot.

d. Storage sheds or cabinets exceeding 120 square feet in

dimension require a permit from this Department. The total floor area of all storage cabinets on the lot does not exceed 120 square feet.

RFAC RFAE

RSGSB RSMS3

31. Miscellaneous Structures

Inspect garages, greenhouses, and storage buildings to ensure:

a. The setback to the Unit is a minimum six feet (6’); however, garages and storage buildings with one hour firewall construction may be up to three feet (3’) to the Unit on the same lot.

b. Garages, greenhouses, and storage buildings constructed of

combustible material are a minimum of three feet (3’) from the lot line, except when the garage, greenhouse, or storage building borders a roadway or common area within the park.

c. The structure is sound and in good condition.

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32. General Accessory Building and Structures a. The structure is sound and in good condition.

b. All non-combustible accessory structures must maintain a

minimum three feet (3’) from any Unit, accessory building, or structure on an adjacent lot.

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Landing

Note: The illustrations and descriptions shown on this drawing are

simplified for clarity. Refer to the California Code of Regulations, Title 25,

Chapter 2, for specific codes governing mobilehome/manufactured home

stairway construction.

If an exit door swings inward, or is a sliding glass door

and the stairway is perpendicular to the unit, a landing

is not required. The top step, porch, or landing shall

not be more than 7 ½ inches below the bottom of the

door.

If an exit door swings outward in the direction of travel, a

landing must be provided. The landing surface may not be

more than 1 inch (1”) below the bottom opening of the

doorway. The landing width and length must not be less

than the width of the door.

Landings and porches more than

30 inches (30”) above grade shall

have railings not less than 36

inches (36”) in height above the

landing or porch surface. The

openings between the guardrails’

intermediate rails shall not be more

than 4 inches (4”). Guardrails shall

be a minimum 42” in height with

intermediate rails not more than

four inches (4”) apart.

When stairways constructed of

wood are placed directly on

concrete or are within 6 inches

(6”) of earth, the wood shall be

pressure treated or of natural

resistance to decay.